Duplex With Street-Level
For Sale
$280,000
Pending
4600 ASHVILLE STREET, Philadelphia, PA 19136
Residential income property with a permitted salon entrance and separate utility service.
Property Size1,524 SF
Days on Market28
Property Features for 4600 ASHVILLE STREET
General Information
Standard status
Pending
Size
1,524 SF
Property subtype
Duplex
Property Condition
Severity
Repairs Needed
Evidence
could use some updating and refreshing
Additional Details
Utilities to Site
Yes
Taxes and HOA fees
Annual Taxes
$3,842
Building Details
Building Size
1,524 SF
Year Built
1950
Tenancy
Multi
Listing Agency:
Homestarr Realty
Listed By:
John C Merrill · License #RS285370
(267) 918-7152
Source:
Lizclarkrealestate
Added: Aug 9
Changed: Aug 28
Last Checked: Sep 5 at 8:12AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Homestarr Realty
Investment Insights
Based on property information with market context.
This 1950 duplex includes two one-bedroom residential units plus an operating beauty salon at street level. The salon has its own entrance from the street and is permitted for its current use. Separate utility services serve the property. The upper residential unit is vacant, while the lower unit is occupied on a month-to-month basis. The building is functional but would benefit from updating and cosmetic improvements. The combination of residential space and an existing commercial component creates a mixed-use configuration within a single duplex property.
Key Highlights
- Two one‑bedroom residential units
- Operating beauty salon with permitted use
- Separate street‑level entrance for the salon
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$23,972
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
8.56%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$479,440
$479.4K
Cap Rate 7%
$342,457
$342.5K
Cap Rate 9%
$266,356
$266.4K
Market Conditions
NOI Build-Up for 1,524 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$46.3K $30.36/SF
− Vacancy
−$2.7K −$1.76/SF
EGI
$43.6K $28.60/SF
− OpEx
−$19.6K −$12.87/SF
NOI
$24.0K $15.73/SF
Area
Philadelphia, PA
Vacancy
5.80%
Lease Rate
$30.36 /SF/Yr
Expense Ratio
45.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$479,440
Cap Rate 7%
$342,457
Cap Rate 9%
$266,356
Alternative Uses
Best Use
Multifamily LT 5
$371.5K
$325.1K – $433.5K
NOI $26,007 @ 7.0% cap · market cap 9.29%
Second Best
Apartment 5plus
$342.5K
$299.7K – $399.5K
NOI $23,972 @ 7.0% cap · market cap 8.56%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
1,188
Businesses Nearby
Explore this area
Business Placement
Demographics for 19136, PA
39,151
Population
13,841
Households
2.8
Avg Household Size
36
Median Age
24%
College-Educated
87%
High-School Grad
4.8 sq mi
ZIP Area
8,156
Density / Sq Mi
$65,499
Median Household Income
$40,495
Median Earnings
$1,200
Median Rent
$215,000
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Residential income property with a permitted salon entrance and separate utility service.
Where is this duplex located?
The property is located at 4600 ASHVILLE STREET Philadelphia, PA.
What is the asking price?
The asking price for this property is $280,000.
What are key features of this property?
This property features: Two one‑bedroom residential units; Operating beauty salon with permitted use; Separate street‑level entrance for the salon
